Tannery Lane, Send, Woking, Surrey, GU23

Number 2 The Court Yard is a new four-bedroom detached house in Send and the largest of only five homes built around a private courtyard off Tannery Lane. It offers 1,746 sq ft of living space over two floors, plus a 258 sq ft integral garage, bringing the total to 2,004 sq ft. The specification includes an air source heat pump, underfloor heating to the ground floor and an EV charging point. As a new build it comes with no onward chain and a 10-year ICW structural warranty.
Ground floor
The kitchen/dining room measures 20'8" x 14'7" (6.31m x 4.45m) and opens onto the garden through bifold doors. The kitchen is a bespoke German design with a central island, quartz worktops and splashbacks, and integrated Siemens iQ appliances: multifunction oven, microwave, induction hob, fridge freezer, dishwasher and washer-dryer.
The living room, at 16'6" x 15'1" (5.04m x 4.61m), has its own bifold doors to the garden, so both main rooms open outside. At the front, the study measures 12'6" x 12'4" (3.81m x 3.75m) and has a bay window. It is a separate room with a door, which suits anyone working from home, and works equally well as a playroom or TV room. A cloakroom completes the ground floor.
Underfloor heating runs throughout the ground floor, with a thermostat in each room.
Garage
The integral garage measures 19'6" x 13'1" (5.94m x 4.00m), with a door from the hall and a side door to the outside as well as the main garage door. There is room for a car plus bikes and garden equipment, or it could be used as storage.
First floor
All four bedrooms are doubles, arranged around a central landing. The principal bedroom is 14'8" x 10'3" (4.48m x 3.12m) with its own en-suite shower room. The other three measure 14'8" x 9'11" (4.48m x 3.03m), 12'5" x 11'1" (3.79m x 3.39m) and 12'4" x 11'1" (3.77m x 3.38m), and share a family bathroom with a bath. There is also an airing cupboard and a landing storage cupboard.
Bathrooms are fitted with Saneux baths, Crosswater basins and vanity units, Hansgrohe concealed thermostatic controls, wall-hung WCs, heated towel rails and porcelain tiling. Bedrooms, landing and living areas have 80/20 wool carpets.
Specification and running costs
Heating comes from an air source heat pump, with underfloor heating downstairs and thermostatic radiators upstairs. Insulation has been increased in the floors, walls and roof, the windows are A-rated double glazing, and the house is built to strict airtightness standards. LED lighting is fitted inside and out.
Security includes an alarm, Secured by Design entrance doors, multi-point locking windows and mains-wired smoke and heat detectors.
Outside
A private rear garden with a Marshalls paved patio, reached through bifold doors from both the kitchen and the living room. Driveway parking in front of the integral garage, with an EV charging point. The shared courtyard and communal areas are landscaped.
Location
Send is a Surrey village between Guildford and Woking, with the River Wey Navigation along its edge and open countryside around it, good for walking and cycling. Neighbouring Ripley has a high street of independent shops, pubs and restaurants, and RHS Garden Wisley is a short drive away. Guildford and Woking provide larger shopping and leisure facilities and a wide choice of state and independent schools.
For commuting, the A3 is close by for Guildford and London, and the M25 at Junction 10 links to Heathrow, Gatwick and the wider motorway network. Woking station has frequent direct trains to London Waterloo, and local buses run to Woking, Guildford and Ripley.
Council tax TBC
Estate charge: est £300 pa
EPC: Predicted B
Images, floorplans and computer-generated illustrations are intended as a guide only and may show furniture, landscaping, finishes or other items that are not included in the sale. Dimensions are approximate and plans are not drawn to scale. Materials, layouts and specifications may vary between individual homes and may be altered during construction. Please speak to the sales team for full plot-specific information.